107 E 4th Ave · Metaline Falls, WA 99153

$89,500

2 bd · 2.0 ba · 1,160 sqft · Manufactured public records · 132 Days on market

Built 1974 0.25 ac lot $77/sqft · 58% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.5/10.0
• Schools +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1160 sq ft mobile home situated on a . 25-acre double city lot within city limits. The home includes a functional layout with living room, dining area, and kitchen with island and working appliances. Two bedrooms each have attached bathrooms, including one full bath and one half bath, along with a separate laundry room. Two covered porches and a newer covered deck provide additional outdoor space. A full cover over the home with metal roof, offers added protection. Off-street parking available.

Key facts

• Covered porches
• Functional layout
• Attached bathrooms

Tags

• DOUBLE CITY LOT
• FUNCTIONAL LAYOUT
• KITCHEN WITH ISLAND
• ATTACHED BATHROOMS
• SEPARATE LAUNDRY ROOM
• COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#545 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools C-, crime F, amenities F.
• Selkirk School District (rural): math 55% / reading 70% proficiency, ranked #51 of 291 in WA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 62 units permitted in Pend Oreille County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($619 loan paydown + $2k appreciation (2.2% local appreciation)).
• Pend Oreille County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $213,366
• List price: $89,500
• Delta: -58.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 LARSEN Blvd	0.53mi	3/2.0 (+1)	1,188 (+2%)	7mo	$210,000	$177	61
132A Village St	0.59mi	3/2.0 (+1)	1,176 (+1%)	8mo	$215,000	$183	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.76×
• Total profit: $19,021
• Equity at exit: $36,291

10-year hold

• IRR: 16.3%
• Equity multiple: 3.22×
• Total profit: $55,680
• Equity at exit: $53,031

Cash invested: $25,060 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 99153

• Home prices YoY: 1.3%
• Active inventory: 13
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $188

Break-even live

Break-even rent $702

Max offer price $89,500

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 W 4th Ave Metaline Falls, WA	2.0	1.0	687	$940	$1.37	43d	1	0.02mi

Listing history 11 events

1. 2026-06-08
   status $89,500 Pending 132 DOM
2. 2026-06-05
   days on market $89,500 Active 132 DOM
3. 2026-06-03
   days on market $89,500 Active 130 DOM
4. 2026-06-02
   days on market $89,500 Active 129 DOM
5. 2026-06-01
   days on market $89,500 Active 128 DOM
6. 2026-05-31
   days on market $89,500 Active 127 DOM
7. 2026-02-09
   price $89,500 499-char remark

   Show marketing remark (499 chars)

   1160 sq ft mobile home situated on a . 25-acre double city lot within city limits. The home includes a functional layout with living room, dining area, and kitchen with island and working appliances. Two bedrooms each have attached bathrooms, including one full bath and one half bath, along with a separate laundry room. Two covered porches and a newer covered deck provide additional outdoor space. A full cover over the home with metal roof, offers added protection. Off-street parking available.

8. 2026-02-09
   price $89,500 499-char remark

   Show marketing remark (499 chars)

   1160 sq ft mobile home situated on a . 25-acre double city lot within city limits. The home includes a functional layout with living room, dining area, and kitchen with island and working appliances. Two bedrooms each have attached bathrooms, including one full bath and one half bath, along with a separate laundry room. Two covered porches and a newer covered deck provide additional outdoor space. A full cover over the home with metal roof, offers added protection. Off-street parking available.

9. 2026-01-24
   listed $98,000 Active 499-char remark

   Show marketing remark (499 chars)

   1160 sq ft mobile home situated on a . 25-acre double city lot within city limits. The home includes a functional layout with living room, dining area, and kitchen with island and working appliances. Two bedrooms each have attached bathrooms, including one full bath and one half bath, along with a separate laundry room. Two covered porches and a newer covered deck provide additional outdoor space. A full cover over the home with metal roof, offers added protection. Off-street parking available.

10. 2026-01-24
    listed $98,000 Active 499-char remark

    Show marketing remark (499 chars)

    1160 sq ft mobile home situated on a . 25-acre double city lot within city limits. The home includes a functional layout with living room, dining area, and kitchen with island and working appliances. Two bedrooms each have attached bathrooms, including one full bath and one half bath, along with a separate laundry room. Two covered porches and a newer covered deck provide additional outdoor space. A full cover over the home with metal roof, offers added protection. Off-street parking available.

11. 2023-04-25
    soldstatus $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $574 · $48/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$303/yr (+$25/mo · 52.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,280
• − Mortgage interest: −$5,013
• − Property taxes: −$574
• − Insurance: −$448
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,604
• Taxable income: $836
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,056/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Selkirk School District
• NCES district ID: 5307800
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $46,164
• Composite: 54.26/100
• National rank: #2941
• State rank: #51 of 291 in WA

Livability — Metaline Falls

• Score: 55/100
• State rank: #545
• US rank: #23115

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metaline Falls, WA
• Population (ZIP): 428

Population outlook (Pend Oreille County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 13,160 · -0.3%
• By 2040: 12,774 · -3.2%
• By 2050: 12,150 · -7.9%
• By 2075: 10,909 · -17.3%
• By 2100: 8,858 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 9% Asian 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 12% Slovak 7% Serbian 7%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Korean 2% Tagalog/Filipino 2%

Political lean MEDSL · Pend Oreille

• 2024 margin: Solid R (+39.6) · D 29.0% · R 68.6% · Other 2.5%
• 2008→2024 swing: -22.0pp toward R · 2008: -17.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.6 2016: R+35.8 2012: R+21.7 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 177.3455
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+17.8% since first listed

5 events — show timeline

• 2026-02-09 Price Changed $89,500 NEWMLS
• 2026-02-09 Price Changed $89,500 SPOKANEMLS as Distributed by MLS Grid
• 2026-01-24 Listed $98,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-01-24 Listed $98,000 NEWMLS
• 2023-04-25 Sold (Public Records) $76,000 Public Records

Property tax history

+5.5%/yr

Latest (2026): $574 · -3.3% YoY. Source: county tax records.